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TAX-AIDE
TAX-AIDE
Capital Gain or Loss
Form 1040 Line 13Pub 4012 D-15Pub 4491 Part 3
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TAX-AIDE
Capital Asset TaxationIntroduction
●Ordinary income tax rates range from 10% to 39.6%
●Capital gain tax rates are much lower Usually 0% or 15% rate Could be 20% rate for very high incomes
NTTC Training – 2014 2
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TAX-AIDE
Capital Asset Taxation
●Capital gain tax rates apply to “net long-term gains” and qualified dividends
●Ordinary income rates apply to “net short-term gains”
These terms will be explained later
NTTC Training – 2014 3
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TAX-AIDE
Capital Asset Taxation
●Capital gains or losses come from the sale* of capital assets for in-scope returns
NTTC Training – 2014 4
*or other reportable event
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TAX-AIDE
What is a Capital Asset
●Generally, nonbusiness assets
● Securities are capital assets Stocks Mutual fund shares Bonds
●There are other capital assets
NTTC Training – 2014 5
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TAX-AIDE
What is NOT a Capital Asset
● Inventory is not a capital asset
● Assets used in a business are not capital assets Used as a rental Used in a business
● Copyright, a literary, musical, or artistic composition, letter, memo or similar* are not capital assets
* Held by the creator or letter recipient
NTTC Training – 2014 6
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TAX-AIDE
“Sort-of” Capital Assets
●Homes and other non-investment assets Capital assets for gains Personal assets for losses
(not deductible)
Government is a profits-only partner!
NTTC Training – 2014 7
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TAX-AIDE
Types of Assets Quiz
Is this a capital asset?
IBM stock
IBM bond
Vacation home
Rental property
Pleasure boat
Gold jewelry
NTTC Training – 2014 8
Yes
Yes
Yes for gains
No
Yes for gains
Yes for gains
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TAX-AIDE
When is a Transaction Reported
●When asset is sold
●When asset is otherwise disposed, such as When bond is redeemed When it is totally worthless
NTTC Training – 2014 9
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TAX-AIDE
When is a Transaction Reported
●Not reported if not a “sale or exchange” A gift is not sale or exchange Donation to charity is not sale or
exchange Bequest to heir is not sale or exchange
NTTC Training – 2014 10
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TAX-AIDE
When is a Transaction Reported
●Exception for certain stock-for-stock transactions Mergers, spin-offs, split-ups, etc. Payer will advise shareholders and report
only that which must be reported
NTTC Training – 2014 11
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TAX-AIDE
Introduction – Sale Of Assets
●Key elements of a sale: When did you buy it When did you sell it What is the cost basis What is the sales price
All will be covered
NTTC Training – 2014 12
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TAX-AIDE
The Interview
●Question 9 in Income section
●Question 3 in Life Events section
NTTC Training – 2014 13
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TAX-AIDE
Interview – What Kind of Sales?
●Brokerage or mutual fund statement or Form 1099-B Stocks, mutual funds, or bonds (limited) Normally what we see
● Sale of a personal residence (discussed in more detail later)
All other sales are out of scope
NTTC Training – 2014 14
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TAX-AIDE
Interview – Brokerage or Mutual Fund Statement
●Review forms with taxpayer
●Confirm that cost is reported on forms Does taxpayer agree with reported cost? If not, does taxpayer have cost?
●Only stocks, mutual funds or some bonds
●Too many transactions (short-cut discussed later)
NTTC Training – 2014 15
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TAX-AIDE
Interview – Forms 1099-B
● Forms 1099-B (not on brokerage or mutual fund statement) Review forms with taxpayer Confirm that cost is reported on forms
Does taxpayer agree with reported cost? If not, does taxpayer have cost?
Only stocks, mutual funds or some bonds
NTTC Training – 2014 16
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TAX-AIDE
Accounting for Bonds
● Generally, a premium paid on purchase would be amortized as reduction of interest income during years owned
● Generally, discount on purchase would be amortized as additional interest income during years owned
● The rules are very complex and depend on type of security, date issued, etc.
● Computation of amortization is out of scope
NTTC Training – 2014 17
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TAX-AIDE
Disposition of Bonds
Limited scope applies to bonds
●In scope if purchased at face value (no discount nor premium)
Gain or loss if sold will be capital If held to maturity, there would be no
gain or loss (sales price = cost)
NTTC Training – 2014 18
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TAX-AIDE
Disposition of Bonds
Limited scope applies to bonds
●If purchased at discount or with a premium, accounting for discount or premium must have already been done
By payer, or By taxpayer
NTTC Training – 2014 19
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TAX-AIDE
Disposition of Bonds
Limited scope applies to bonds, examples of in-scope transactions
●Treasury bond/note held to maturity – result would be zero gain or loss
●Municipal bond held to maturity – result would be zero gain or loss
●Any bond purchased at face value – result (if any) would be capital gain or loss
NTTC Training – 2014 20
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TAX-AIDE
What is the Basis* of Shares
● Cost – amount originally paid
● Adjusted basis (of shares) Add purchase expenses (commissions) Add sale expenses, if not already used to
reduce proceeds Reduce by non-dividend distributions
● Broker will track for “covered” shares!
NTTC Training – 2014 21
* Basis is term generically used for cost or adjusted basis
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TAX-AIDE
What is the Basis
●What if there are multiple buys?
● For shares, each buy is called a “lot” Normally track basis by unit or by “lot”
Example:1st lot: Buy 100 shares of IBM 1/1/20012nd lot: Buy 200 more shares of IBM
7/1/2001
NTTC Training – 2014 22
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TAX-AIDE
What is the Basis
●What if don’t know basis?●Could estimate basis if know when it
was acquired But need to have something Watch out for intervening splits, mergers,
etc.
● IRS rule is use zero as basis if don’t have any information
NTTC Training – 2014 23
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TAX-AIDE
What is the Basis
● For all shares Which lot (or part of a lot) was sold?
First-in first-out method (default method)Specific identification method (taxpayer
picks which shares were sold at the time of sale)
Important if shares bought at different times at different pricesMay affect long or short status
NTTC Training – 2014 24
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TAX-AIDE
What is the Basis
For mutual fund shares – a third choice●First-in first-out method●Specific identification method●Average cost method (default used)
In scope only if computed by broker, mutual fund, or taxpayer
●Includes ETFs (exchange traded funds)
NTTC Training – 2014 25
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TAX-AIDE
What is the Basis – Gifts
● Property received as gift Must know basis in the hands of donor Must know fair market value on day of gift
● Which to use?
● Depends on which is higher and whether computing gain or loss
Taxpayer needs to provide basis or be referred to paid preparer
NTTC Training – 2014 26
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TAX-AIDE
What is the Basis – Inherited
Inherited Property
●From decedent who died before or after 2010 Fair Market Value (FMV)
On date of death -OR- On alternate valuation date, if elected by estate
Taxpayer needs to provide basis or be referred to paid preparer
●Always long term
●Use “INHERIT” in date acquired
NTTC Training – 2014 27
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TAX-AIDE
What is the Basis – Inherited
Inherited Property●From decedent who died in 2010
Usually fair market value on date of death (long term – use “INHERIT”)
Special election by estate In-scope if basis provided on Form 8939
(received from estate)Purchase date is same as decedent’s
purchase date (shown on Form 8939)
NTTC Training – 2014 28
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TAX-AIDE
Holding Period
When did you buy it? When did you sell it?
●Always use “trade date” for securities Settlement date will be later
●Difference between buy date and sell date is the “holding period”
NTTC Training – 2014 29
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TAX-AIDE
Holding Period – Capital Assets
● Long term = more than one year
● Short term = one year or less
Start counting the day after buy date and count sell date
NTTC Training – 2014 30
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TAX-AIDE
Holding Period Quiz
● Buy 6/1/12 sell 6/1/13 short or long term? Short term (don’t count buy day, count sell
date)● Buy 6/1/12 sell 6/2/13 short or long term?
Long term (1 year + 1 day)● Buy 6/2/13 sell 6/1/12 (short sale) short or
long? Short sales are usually short term (would need
to hold shares for > 1 year before using to cover short position)
NTTC Training – 2014 31
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TAX-AIDE
Holding Period Of Capital Assets
●Good news: TaxWise does date arithmetic!
●Be sure to enter dates carefully using full mm/dd/yyyy format
NTTC Training – 2014 32
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TAX-AIDE
What is the Sales Price?
●Gross proceeds (sales price) Not reduced for expenses of sale
●Net proceeds Already reduced for expenses of sale
●1099-B specifies method used
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TAX-AIDE
Gross or Net Proceeds
● If gross proceeds are reported on 1099-B Do not adjust proceeds for expenses of sale Instead, add selling expenses (commissions)
to basis of security sold
● IRS matches proceeds reported on all Forms 1099-Bs to total proceeds on tax return
● Don’t adjust for covered securities – broker has already reflected in basis
NTTC Training – 2014 34
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TAX-AIDE
Capital Gains Quiz
● Taxpayer bought 100 shares of XYZ stock for $500 and sells them receiving $7 per share minus total commission of $15
● What is sales price (reduced for commissions, “net proceeds”) on 1099-B?
$685
● What is cost to be reported for shares sold?
$500
NTTC Training – 2014 35
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TAX-AIDE
Capital Gains Quiz
● Taxpayer bought 100 shares of XYZ stock for $500 and sells them receiving $7 per share minus total commission of $15
● What is sales price (not reduced for commissions, “gross proceeds”) on 1099-B?
$700
● What is cost to be reported for shares sold?
$515
NTTC Training – 2014 36
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TAX-AIDE
Entering in TaxWise
●Taxpayer receives Forms 1099-B or substitute
●There may be “corrected” forms – use last one received (will have date)
● Follow the statement Unless taxpayer has information that
statement is incorrect or incomplete
NTTC Training – 2014 37
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TAX-AIDENTTC Training – 2014 38
Actual form
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TAX-AIDE
Sample Brokerage 1099-B
● Format varies by brokerage
●Brokers may present transactions subtotaled based on “1099” code
NTTC Training – 2014 39
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TAX-AIDE
Reporting Sales of Securities
●The “payer” prepares the report Brokerage Mutual Fund Corporation’s transfer agent (for shares
held directly, not in brokerage)
●Uses Form 1099-B or substitute
NTTC Training – 2014 40
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TAX-AIDE
1099-B Requirements
●Payer must report: Proceeds (gross or net) Date of transaction Description and quantity of securities
sold
●May need to report more information
NTTC Training – 2014 41
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TAX-AIDE
1099-B Requirements
● Payer must also report: Cost or other basis Whether gain or loss is short-term or long-
term A code and adjustment amount, e.g. W for
wash sale and amount of loss to disallow
Only if securities sold were “covered securities”
Not required for noncovered securities
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TAX-AIDE
Covered/Noncovered Securities
●Multi-year phasing of reporting rules
● Started in 2011 with reporting of basis for stocks purchased after 2010
●Have added mutual fund shares
●Will continue with bonds and certain other securities in 2014 and beyond
NTTC Training – 2014 43
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TAX-AIDE
Covered/Noncovered Securities
●Payers don’t have to report basis to IRS if security was purchased before applicable start date
●Payers can voluntarily report basis to taxpayer even though they do not report it to IRS
We don’t decide what is covered or noncovered – payer does
NTTC Training – 2014 44
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TAX-AIDE
TaxWise Data Flow
Enter transaction details on Cap Gn Wkt
Flows to Forms 8949
Flows to Sch D
Flows to Form 1040 Line 13
NTTC Training – 2014 45
TaxWise does the flowing
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TAX-AIDE
Entering in TaxWise
●Go to Cap Gn Wkt in form tree
NTTC Training – 2014 46
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TAX-AIDE
Entering In TaxWise
●Cap Gn Wkt not in form tree?
●Use Link3 (link-cubed) method
NTTC Training – 2014 47
1. From 1040 Line 13 to Sch D:
2. From Sch D to 8949:
3. From 8949 to Cap Gn Wkt:
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TAX-AIDE
Capital Gain & Loss Worksheet
●Enter all transactions as on 1099-B
NTTC Training – 2014 48
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TAX-AIDE
Capital Gain & Loss Worksheet
●1099 Column codes A – basis reported to IRS B – basis not reported to IRS C – neither A nor B apply (e.g. no 1099-B)
Such as main home
●TaxWise will add Forms 8949 as needed●TaxWise will take to short-term or long-
term Form 8949 based on dates entered
NTTC Training – 2014 49
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TAX-AIDE
Capital Gain & Loss Worksheet
●Adjustment columns (f) and (g) For 1099 code A (basis reported to IRS)
use for adjustments to basis reported on 1099-B, such asB – Basis on 1099-B is wrongW – Wash sale loss disallowed
For all 1099 codes, if “batching” entriesCode M – to indicate a group of
transactions (not really an adjustment)
NTTC Training – 2014 50
Pub 4012 Page D-16 for codes
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TAX-AIDE
Capital Gain & Loss Worksheet
●With enhanced reporting by payers on 1099-B, very few adjustments needed Really, should be no adjustments for
covered securities
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TAX-AIDE
Capital Gain or Loss
●NET long-term capital gains are eligible for favorable tax rates
●3-step process to determine Whether net gain or loss and Whether short term or long term
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TAX-AIDE
The Netting Process
3 steps:
1.Net short-term gain or loss
2.Net long-term gain or loss
3.Net the net short with the net long
NTTC Training – 2014 53
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TAX-AIDE
Capital Assets – Netting 1
●Compute the net short-term gain or loss: Add up all short term capital gains or
losses Include short term gains from K-1s Include short term capital loss carryover
Top part of Sch D
NTTC Training – 2014 54
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TAX-AIDE
Capital Assets – Netting 2
●Compute the net long-term gain or loss: Add up all long term capital gains or
losses Include capital gain distributions Include long term gains from K-1s Include long term capital loss carryover
Lower part of Sch D
NTTC Training – 2014 55
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TAX-AIDE
Capital Assets – Netting 3
●Combine net long-term gain or loss with net short-term gain or loss, if result is: Net long-term gain
Eligible for reduced tax rates Net short-term gain
Taxed at ordinary rates
NTTC Training – 2014 56
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TAX-AIDE
Capital Assets – Netting 3
●Combine net long-term gain or loss with net short-term gain or loss, if result is: Net loss – short or long
Can use up to $3,000 per year to offset other income ($1,500 MFS)
Balance carries over until fully used
The loss carryover retains its short or long character
NTTC Training – 2014 57
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TAX-AIDE
Capital Assets – Netting
Good news – TaxWise handles all netting correctly if all information is entered properly
NTTC Training – 2014 58
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TAX-AIDE
Capital Loss Carryovers
●TaxWise carries forward available capital loss carryovers for returning taxpayers
●Otherwise, review 2013 tax return for schedule computing capital loss carryover available to 2014 If no loss carryover schedule, will need to
calculate
NTTC Training – 2014 59
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TAX-AIDE
Computing Loss Carryovers
●Confirm capital loss was claimed in 2013 on Form 1040 Line 13
NTTC Training – 2014 60
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TAX-AIDE
Computing Loss Carryovers
●Confirm that benefit was received If 2013 Form 1040 Line 41 is positive
Benefit was fully received The available loss carryover to 2014 will
reflect that $3,000 ($1,500 MFS) was used in 2013
NTTC Training – 2014 61
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TAX-AIDE
Computing Loss Carryovers
● If 2013 Line 41 is negative by $3,000 ($1,500 MFS) or more – no benefit
●None of the loss was used
NTTC Training – 2014 62
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TAX-AIDE
Computing Loss Carryovers
● If 2013 Line 41 is negative by less than $3,000 ($1,500 MFS)
Some of the loss was used Here $893 was used ($3,000 – $2,107)
NTTC Training – 2014 63
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TAX-AIDE
Computing Loss Carryovers
● Look at 2013 Sch D Lines 7 and 15
NTTC Training – 2014 64
Example here $500 and $6,900
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TAX-AIDE
Computing Loss Carryovers
● If both Lines 7 and 15 are losses There are two possible carryovers
● If one a gain and the other a loss There can be only one carryover Short or long based on which was the
loss
NTTC Training – 2014 65
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TAX-AIDE
Computing Loss Carryovers
●Confirm with Sch D p. 2 for net loss
NTTC Training – 2014 66
Yes: 500 + 6,900 = 7,400
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TAX-AIDE
Computing Loss Carryovers
●Use short term losses first
●Use long term losses last
Used only if there is tax benefit from loss deduction
NTTC Training – 2014 67
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TAX-AIDE
Computing Loss Carryovers
●Assume full benefit received of $3,000 loss in 2013 Use short-term loss first
$500 is fully used Use long-term loss next
$3,000 total used, less $500 used from short-term loss leaves $2,500 to use from long-term loss
NTTC Training – 2014 68
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TAX-AIDE
Computing Loss Carryovers
● Leaves -0- short-term loss carryover
($500 less $500 used) $4,400 long-term loss carryover
($6,900 less $2,500 used)
NTTC Training – 2014 69
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TAX-AIDE
Loss Carryovers
If TaxWise does not carry forward loss c/o:
●Input loss carryover(s) on Sch D directly
●Line 6 for short term
●Line 14 for long term
●May need to input state loss carryover
NTTC Training – 2014 70
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TAX-AIDE
Entering Transactions – Input Short Cut
●Have a lot of transactions? Enter subtotals based on 1099 code: A-B-C Use code “M” in adjustment column (f) Can have multiple codes, e.g.:
B,M (group with basis adjustment) orM,W (group with wash sale loss
disallowed) (comma no spaces in alphabetical order)
NTTC Training – 2014 71
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TAX-AIDE
Cap Gn Wkt – Input Short Cut
● Enter subtotals on Cap Gn Wkt with Respective code in 1099 column Code M in column (f) Additional adjustment code if needed in
column (f)
● Input dates to make L(ong) or S(hort)Or can use “VARIOUS”: defaults to L(ong);
need to override to S for short
● F3 to clear any redNTTC Training – 2014 72
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TAX-AIDE
Cap Gn Wkt – Input Short Cut
NTTC Training – 2014 73
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TAX-AIDE
Input Short Cut – Form 8453
● Need to send details of transactions to IRS ONLY WHEN basis not reported to IRS or there is an adjustment
● Go to Sch D Pg 1, top of form Check box if using Form 8453, or Check box to attach PDF instead*
*no need to keep copies (more in later lesson)
NTTC Training – 2014 74
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TAX-AIDE
Input Short Cut – Form 8453
●Keep two copies of Forms 8453 and 8949●Keep two copies of broker statement●Give to ERO for processing of Form 8453
(w/8949 and broker statements) Will send to IRS – Texas Will send to local SPEC office
Attach original or 3rd copy to taxpayer’s take-home copy of the returns
NTTC Training – 2014 75
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TAX-AIDE
Input Shortcut – Part II
● Basis for all transactions was reported to the IRS (code A or D) AND there is no adjustment
● Can input totals directly on Cap Gn Wkt No need to send detail to IRS (no Form 8453
or pdf)
Note Cap Gn Wkt is recommended instead of direct entry on Sch D Line 1a or Line 8a
NTTC Training – 2014 76
Pub 4012 Page D-17Form 8949 Instructions
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TAX-AIDE
Special Situation
● Stock dividends or stock splits Shareholder receives additional shares,
usually no additional cost Basis of old shares is spread over all
shares (old and new) Date acquired for new shares is same as
for old shares
NTTC Training – 2014 77
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TAX-AIDE
Stock Dividend or Stock Split Example
● Bought 100 shares for $5,000 on 7/1/2006 $50 per share ($5,000 ÷ 100 shs)
● On 3/1/2014, receives 100 more shares due to stock split
● Total basis is still $5,000 Now $25 per share ($5,000 ÷ 200 shs)
● Date acquired for all 200 shares is 7/1/2006
NTTC Training – 2014 78
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TAX-AIDE
Stock Dividend or Stock Split
● Sometimes, number of new shares is an odd number, e.g. 4.2 shares
● Payer may issue fractional shares, or● Payer may “cash out” fractional shares
It’s a sale of fractional share that shareholder would have received
Reported on 1099-B● Basis of old shares is spread over all shares,
including fractional share
NTTC Training – 2014 79
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TAX-AIDE
Stock Dividend or Stock Split
Fractional share example
●Basis of 100 old shares: $1,000 ($10.00 per share)
●Stock dividend of 4.2%
●Basis of all shares is still $1,000 but is now $9.60 per share ($1,000 ÷ 104.2 shares)
●Basis of 0.2 share is $1.92 (0.2 x $9.60)
NTTC Training – 2014 80
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TAX-AIDE
Capital Gains Quiz
Taxpayer who paid $1,000 for 100 shares of XYZ stock received a 2 for 1 stock split
What is his adjusted basis per share in XYZ?
$5 per share
NTTC Training – 2014 81
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TAX-AIDE
What is a Wash Sale
● Sale of securities at a loss -AND-purchase of “same” securities within 30 days of sale date (before or after)
●Result is that loss (in part or in whole) is disallowed... until later
In scope only if reported on brokerage or mutual fund statement
NTTC Training – 2014 82
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TAX-AIDE
Wash Sale
●What happens to disallowed loss in Wash Sale situation? Basis of new shares is increased by
amount of prior disallowed loss
Brokers/mutual funds do the accounting!
NTTC Training – 2014 83
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TAX-AIDE
Wash Sale Example #1
● 6/1/14 sell 300 shares of ABC for loss of $200
● 6/15/14 buy 300 shares of ABC for $2,400
● None of loss allowed in 2014
● Basis of 300 new shares is $2,600 ($2,400 cost + $200 disallowed loss)
NTTC Training – 2014 84
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TAX-AIDE
Wash Sale Example #1
●$200 loss not allowed
●Broker statement will provide amount of adjustment needed
NTTC Training – 2014 85
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TAX-AIDE
Wash Sale Example #2
● 3/1/14 sell 200 shares of XYZ for loss of $400
● 3/15/14 buy 50 shares of XYZ at cost of $2,500
● Loss not allowed in 2014: $100 (50 shs ÷ 200 shs x $400)
● Basis of 50 new shares is $2,600 ($2,500 cost + $100 disallowed loss)
● Loss allowed in 2014: $300 (150 shs ÷ 200 shs x $400)
NTTC Training – 2014 86
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TAX-AIDE
Wash Sale Example #2
●Of $400 loss, $100 not allowed and $300 allowed
●Broker statement will provide amount of adjustment needed
NTTC Training – 2014 87
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TAX-AIDE
Special Situation
●Worthless stock or bond loss Stock must be totally worthless in 2014
1¢ is still value and cannot write off “Deemed” sold at end of year Use “WORTHLSS” in date sold
NTTC Training – 2014 88
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TAX-AIDE
Input is Done?
●TaxWise will Determine whether long/short term Calculate gain/loss Carry data to Form 8949 and Sch D
NTTC Training – 2014 89
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TAX-AIDENTTC Training – 2014 90
Form automatically populated by TaxWise from Cap Gn Wkt and transferred to Schedule D
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TAX-AIDE
Tax Forms
●May have up to six forms 8949 One for each 1099 code – short term One for each 1099 code – long term
●Only one Schedule D
● Sch D wkt 1 may be generated
● Sch D wkt 2 may be generated
NTTC Training – 2014 91
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TAX-AIDE
Calculation – Sch D wkt 1
● TaxWise calculates tax liability Using capital gain rates If there is amount eligible for capital gains
tax Net long-term gain Qualified dividends
● TaxWise checks 1040 Line 44 box Sch D
NTTC Training – 2014 92
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TAX-AIDE
Calculation – Sch D wkt 1
Note:
●Qualified dividends are taxed as long-term capital gains
But are not offset by capital losses
NTTC Training – 2014 93
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TAX-AIDE
Calculations
●Using Sch D wkt 2, TaxWise calculates capital loss carryover from 2014 to 2015
●Print this worksheet for next year’s preparer if there is a loss carryover
●Also add note in Taxpayer Diary and/or Taxpayer Reminders on Preparer Use Form
NTTC Training – 2014 94
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TAX-AIDE
TaxWise Tip – Additional 8949s
●Cap Gn Wkt allows up to 51 transactions (and can add more Cap Gn Wkts)
●Each Form 8949 holds just 17 transactions Will get diagnostic message if need to
add more 8949 pages
Remember there may be up to six different flavors of Form 8949
NTTC Training – 2014 95
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TAX-AIDE
TaxWise Tip – Additional 8949s
●Use “+” in form tree to add more 8949 pages of flavor needed:
●Assign a copy number to each 8949:
NTTC Training – 2014 96
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TAX-AIDE
Sale of Principal Residence (“Main Home”)
●Generally not a taxable event if: Residence was main home Taxpayer satisfies ownership and use
tests Gain less than $250,000 ($500,000 MFJ) Taxpayer did not receive Form 1099-S
NTTC Training – 2014 97
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TAX-AIDE
Interview – Sale of Principal Residence (“Main Home”)
●Ever rented out or claimed home office?
●How long owned?
●Used as main residence? How long?
●Does taxpayer have net sales price?
●Does taxpayer have cost information? Including improvements to the property?
NTTC Training – 2014 98
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TAX-AIDE
Main Home Basis Quiz
Can this be added to basis?●Kitchen remodel?●Fixing a leaky pipe?●New roof?●2nd new roof? ●Tornado damage fully covered by insurance?●Tornado damage not covered by insurance?
NTTC Training – 2014 99
Yes
Yes
No
No
Only if an improvement
Remove cost of 1st, add 2nd
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TAX-AIDE
Sale of Main Home
●Report on tax return if Any part of gain is taxable Any time Form 1099-S is received
NTTC Training – 2014 100
Pub 4491 P 121
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TAX-AIDE
What is a Main Home
●Where taxpayer lives most of the time
●Can be houseboat, mobile home, condo or co-op
●Must have cooking, sleeping and bathroom facilities
NTTC Training – 2014 101
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TAX-AIDE
Main Home
● If more than one home, main home is one taxpayer lives in most of the time
●Taxpayer cannot simply “choose”
NTTC Training – 2014 102
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TAX-AIDE
Sale of Main Home
●Exclusion of gain Up to $250,000 ($500,000 MFJ) Must meet both tests:
OwnershipUse
NTTC Training – 2014 103
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TAX-AIDE
Sale of Main Home
●During 5 years ending with date of sale: Ownership test:
Owned the home for at least two years Use test:
Lived in home as main home for at least two years
The two-year periods do not have to be continuous nor overlapping
NTTC Training – 2014 104
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TAX-AIDE
Sale of Main Home
●Cannot claim another exclusion within two years of prior exclusion
NTTC Training – 2014 105
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TAX-AIDE
Sale of Main Home – Married Taxpayers
●Married taxpayers’ $500,000 exclusion Must file joint return Either spouse meets ownership test Both individuals meet use test Neither one excluded gain in two years
before sale of current home
Otherwise, test to see if one spouse qualifies for $250,000 exclusion
NTTC Training – 2014 106
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TAX-AIDE
Sale of Main Home – Surviving Spouse
●Unmarried surviving spouse
●Can claim exclusion up to $500,000
● Sale must occur no later than two years after date of spouse’s death
AND
●The Married Taxpayer conditions were met immediately before the death
NTTC Training – 2014 107
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TAX-AIDE
Sale of Main Home – Surviving Spouse
●Basis in surviving spouse’s hands (assuming survivor now owns all)
●Depends on whether separate property or community property
●Depends on how property was titled
NTTC Training – 2014 108
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TAX-AIDE
Sale of Main Home
● Special rules for military, intelligence and Peace Corp personnel Suspension of 5-yr rule See Pub 4491 Page 127
NTTC Training – 2014 109
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TAX-AIDE
Sale of Main Home
● Special rule Home is considered used as home during
short-term absences (even if rented out)
NTTC Training – 2014 110
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TAX-AIDE
Sale of Main Home
● Special rule if tests not met due to Change of employment Unforeseen circumstances (e.g. health)
●Reduced exclusion possible
Out of scope
NTTC Training – 2014 111
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TAX-AIDE
Sale of Main Home
● Figuring gain or loss Amount realized (on sale) Determining (cost) basis Maximum exclusion
Taxpayer needs to provide sale price and basis information
NTTC Training – 2014 112
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TAX-AIDE
Sale of Home Quiz
● John purchased a condo in 2004 and lived in it until 2013 (when he put it up for sale)
● Jane was divorced in 2005 and has lived in her home since then
● John and Jane married in 2013 and began living together in Jane’s home
● John sold his condo in 2014 for a $300,000 gain
● Does John qualify to exclude the gain if MFJ?
NTTC Training – 2014 113
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TAX-AIDE
Sale of Home Quiz Answer
●Does John qualify to exclude the gain if MFJ? Ownership test – yes, owned since 2004 Use test – yes for John; but was not
Jane’s main home for 2 years during 5 years preceding sale
So can exclude up to $250,000 only
NTTC Training – 2014 114
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TAX-AIDE
Sale of Main Home Input
●Excludible capital gain:
●Nondeductible loss (1099-S received)
Treasury is a profits-only partner
NTTC Training – 2014 115
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TAX-AIDE
Sale of Personal Residence
●What if not “main home” No exclusion Any gain is taxable Any loss is not deductible
Residences that have NEVER been rented out or used in a business are in scope
NTTC Training – 2014 116
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TAX-AIDE
Quality Review: Capital Gain or Loss
●Verify all transactions entered correctly
●Do total short term/long term gains and losses agree with statements or taxpayer records
●Verify that total proceeds reported on Sch D equal amounts reported on 1099-B
NTTC Training – 2014 117
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TAX-AIDE
Quality Review: Capital Gain or Loss
●Did capital gain distributions (if any) come forward to Sch D properly
●Verify any K-1 capital gains or losses (separate lesson on K-1 forms)
●Verify any capital loss carryovers
NTTC Training – 2014 118
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TAX-AIDE
Quality Review: Capital Gain or Loss
●Confirm all tests met if claiming exclusion of gain from sale of main home
●Confirm no losses are claimed on personal assets
NTTC Training – 2014 119
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TAX-AIDE
Quality Review: Capital Gain or Loss
● If using Form 8453, confirm two copies of it, applicable Forms 8949 and broker statement are printed for ERO
NTTC Training – 2014 120
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TAX-AIDE
Taxpayer Summary Capital Gain or Loss
●Discuss amount of any capital loss carryover
●Be sure to print out Sch D, Wkt 2, if used
NTTC Training – 2014 121
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TAX-AIDE
Capital Gain (Loss)
NTTC Training – 2014 122
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